164.010 PURPOSE. The purpose of the IUC Community Industrial zone is to implement the Rural Development policies of the Comprehensive Plan. This zone is applied to land committed to or intended for industrial uses within Urban Unin­corporated Communities and Rural Communities, as those terms are defined in the Comp­rehensive Plan and Oregon Administrative Rules. The uses within the IUC zone are functionally classified by description of the particular activity or by reference to a category in the “Standard Industrial Classification Manual, 1987 (SIC).” The SIC index number is referenced as an aid to interpretation of uses. Where the term used to describe a use is defined in Chapter 110, the definition takes precedence over any SIC classification.

164.020 PERMITTED USES. Within any IUC Community Industrial zone, no building, structure, or premises shall be used, enlarged, or designed to be used, erected, struc­turally altered or enlarged except as permitted by this ordinance. Only the following uses may be permitted in the specified unincorporated community, as those commu­nities are defined in the Comprehensive Plan:

(A)Brooks-Hopmere.

(1)The following uses are permitted in an existing building or a new or expanded building up to 60,000 square feet:

(2) The following uses are permitted in an existing building or a new or expanded building up to 60,000 square feet when the property has been approved for on-site sewage disposal by Marion County or the Oregon Department of Environmental Quality:

(3) The following uses are permitted in a building or buildings with over 60,000 square feet of floor space (subject to subsection 164.060(D)(2)), if the property is located in a Limited Use Overlay zone that implements either provisions of the Brooks-Hopmere Community Plan or an excep­tion to statewide Goal 14. The uses are also subject to the stan­dards in Section 164.080:

(a)Uses listed in Section 164.020(A)(1);

(b) Uses listed in Section 164.020(A)(2); and

(c) The following agriculturally related facilities: interpretive center, office commercial; and meeting/training facilities; where such uses are expressly recognized in an acknowledged statewide planning goal exception in the Marion County Comprehensive Land Use Plan. As used herein, "agricul­turally related" facilities are those that primarily, but not exclusively, provide services or goods to farmers and farming-related organizations or are related to the production or preparation of food or food products.

(B) Mehama. The following uses are permitted in an existing building or a new or expanded building with a maximum of 40,000 square feet of floor space.

(1)Building construction - general and operative builders (SIC 15);

(2) Heavy construction other than building contractors (SIC 16);

(3) Construction - special trade contractors (SIC 17);

(4) Manufacturing of:

(a)Apparel and other finished products made from fabrics and similar materials (SIC 23);

(C) Quinaby. The following uses are permitted in an existing building or a new or expanded building with a maximum of 40,000 square feet of floor space.

(1)Sheet metal work (SIC 3444).

(D) Shaw. The following uses are permitted in an existing building or a new or expanded building with a maximum of 40,000 square feet of floor space.

(1)Public warehousing and storage (SIC 422).

(E) All communities

(1)Uses legally established and existing on July 19, 2000. Such uses are permitted pursuant to this section only on the lot(s) or parcel(s) where they existed on July 19, 2000;

(2) Expansion of:

(a) A use existing on November 15, 1994;

(b) A use not included in paragraph (a) of this subsection, up to 40,000 square feet of floor space in a Rural Community and up to 60,000 square feet of floor space in an Urban Community (subject to subsection 164.060(D));

(7) New uses, sited on an abandoned or diminished industrial mill site that was engaged in the processing or manufacturing of wood products, provided the uses will be located only on the portion of the mill site that was zoned for industrial uses on October 28, 1994.

164.030 CONDITIONAL USES. When authorized under the procedure provided for conditional uses in this ordinance, the following uses will be permitted in an IUC zone, subject to section 164.040:

(A)Manufacturing, processing, trucking, wholesale distribution, and storage uses not listed in section 164.020 and not exceeding 40,000 square feet of floor space in a Rural Community or 60,000 square feet of floor space in an Urban Community (SIC 20 through 39 and 42);

(B) Wireless communication facilities subject to Section 120.080;

(C) Manufacturing, processing, trucking, wholesale distribution, and storage uses not listed in section 164.020 (SIC 20 through 39 and 42) subject to the standards in Section 164.080, in an Urban Community where the property is located in a Limited Use Overlay zone that implements either requirements of the community plan or an exception to statewide Goal 14.

164.040 APPROVAL STANDARDS FOR CONDITIONAL USES. Conditional use requests in the IUC zone are subject to all the following criteria:

(A) The use will not force a significant change in, or significantly increase the cost of, accepted farm or forest practices on surrounding lands devoted to farm or forest use;

(B) The proposed use will not, by itself or in combination with existing uses in the community, result in public health hazards or adverse environmental impacts that violate state or federal water quality regulations;

(C) The proposed use will not, by itself or in combination with existing uses in the community, exceed the carrying capacity of the soil or of existing water supply resources and sewer services; and

(D) The traffic generated by the proposed use is consistent with the identified function, capacity, and level of service of transportation facilities serving the community; or improvements are imposed that maintain the existing level of service.

(E) The proposed use will not create significant adverse effects on existing uses or permitted uses on adjacent land, considering such factors as noise, dust and odors.

(F) The proposed use shall not have industrial or man­ufacturing processes that require water or discharges of wastewater except upon demonstration that the use has an on-site sewage disposal site approved by Marion County or the Oregon Department of Environmental Quality.

164.050 CONDITIONS IMPOSED WHERE ZONE CHANGE TO IUC ZONE ABUTS A RESIDENTIAL ZONE. In any zone change or reclassification of property to an IUC zone where the territory proposed to be changed abuts upon a residential zone, or abuts upon a street or alley which would be the boundary line between the proposed IUC zone and the residential zone, conditions to preserve neighborhood qualities may be im­posed by the governing body relating to:

(A) Size and location of signs;

(B) Size, type and location of outdoor lighting;

(C) Landscaped areas;

(D) Screening;

(E) Building setbacks;

(F) Ingress and egress for industrial uses.

164.060 PROPERTY DEVELOPMENT STANDARDS.

(A) Height. The maximum height of any structure shall be 35 feet.

(B) Setbacks.

(1) Front Yard - No structure other than a fence, wall, or sign shall be located closer than 20 feet from a public right-of-way. When by ordinance a greater setback or a front yard of greater depth is re­quired than speci­fied in this section, then such greater setback line or front yard depth shall apply (see Section 112).

(2) Side and rear yard - No side or rear yard setback is required where abutting property is zoned for commercial or industrial use. Where not abutting a commercial or industrial zone, structures other than fences, walls, and signs shall be set back a minimum of 10 feet.

(3) Parking - Parking spaces may abut public right-of-ways and side and rear property lines adjacent to commercial, industrial, or public zones, subject to the landscaping requirements in Section 164.070. Parking spaces shall be set back a minimum of 10 feet from residential, agri­cultural, and forest zones.

(C) Lot Area.

(1) Rural communities. The building site shall be of sufficient size to accommodate on-site sewage disposal and water systems unless these services are provided by a public or community source or can be accessed by easement, required parking, landscaping, and yard areas.

(2) Urban Communities: The minimum size of any new lot or parcel shall be 1.25 acres.

(D) Parcel Coverage.

(1) Rural communities: No more than 60 percent of a lot or parcel shall be covered by all buildings located thereon.

(2) Urban communities: No more than 40 percent of a lot or parcel shall be covered by all buildings located thereon.

(F)Access to state highways. Any new or expanded use with frontage on a state highway shall demonstrate that the property has access approved by the Oregon Department of Transportation or approved access to an alternative public right-of-way.

(G)Traffic. Any new or expanded use shall demonstrate that the new development will be consistent with the identified function, capacity, and level of service of transportation facilities serving the site. A transportation impact analysis, approved by the Marion County Department of Public Works may be required prior to building permit approval.

(H)Sewage Disposal. Any new or expanded use shall demonstrate that the new development will not exceed the existing carrying capacity of the community sewage disposal system or has an on-site sewage disposal site approved by Marion County or the Department of Environmental Quality.

164.070 LANDSCAPING.

(A) Front yards shall be provided with a landscaped area at least three feet wide adjacent to the right-of-way line, exclusive of through direct drive­ways on every lot upon which a new structure is erected, or where a graveled or unimproved lot is paved, or a lot is newly developed for the outdoor sale or display of merch­andise, goods or services.

(B) Side and rear yards abutting a residential zone shall be landscaped from the property line adjacent to parking and loading zones.

(C) The landscaping required in (A) and (B) of this section shall include a single type of shrub or tree, or a variety of shrubs, trees, and ground cover.

164.080 REQUIREMENTS FOR LARGE-SCALE USES.

Large-scale uses are defined as uses permitted in a building or buildings with over 60,000 square feet of floor space.

(A) Sewage Disposal.

(1) Except for uses listed in subsection 164.020(A)(3)(b), evidence shall be submitted that wastewater from the proposed use can be adequately disposed of by either:

(a) A community sewage disposal system; or

(b) An on-site system approved by Marion County or the Oregon Department of Environmental Quality.

(2) For uses listed in subsection 164.020(A)(3)(b), evidence shall be submitted that wastewater from the proposed use can be adequately disposed of by an on-site system approved by Marion County or the Oregon Department of Environmental Quality.

(B) A transportation impact analysis, approved by the Marion County Department of Public Works and Oregon Department of Transportation, demonstrating that the new development will be consistent with the identified function, capacity, and level of service of transportation facilities serving the site shall be submitted prior to building permit approval.